Armour Hills Dec 2020 and Year End Home Sales Report

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All last year I was reporting the fast home sales and high sales prices of Armour Hills homes. So how did the year end up compared to 2019? I’ve got the stats for you here; first will report on the December 2020 home sales.

December 2020December 2019
Median list price: $325,000$402,000
Median sales price: $321,000$397,000
No. of homes sold: 13 2
Days on market: 15 24

At first glance, it looks like home values dropped quite a bit compared to December 2019. But look at the number of homes that closed: in 2019 it was just two; last month 15 homes closed! That’s unusual for the month of December. In addition, homes went under contract quicker–during colder holiday months during a pandemic. Let’s look at YTD numbers for the past five years:

20202019201820172016
$352,878$339,900$315,000$314,500$275,000
$343,250$340,000$315,000$312,500$274,500
9881809391
7219726

Comparing home prices from 2019 to 2020, there was an increase of only .9%! I was surprised it wasn’t more–many Armour Hills properties sold for way over asking price, by several thousands of dollars. However if you compare 2018 to 2020, values shot up 9% and since 2016, up a whopping 25% in five years. Many homes went under contract within a week.

Currently there are no homes for sale in Armour Hills. Two properties went on the market last week; both were under contract within one day.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Brookside Home Sales Report-Dec 2020 and 5 Year Comparison

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So, take a guess how much home prices in Brookside increased in 2020 compared to last year….read on and you’ll find out! I’m reporting the stats for single family home sales in the main Brookside zip code of 64113, along with a five year comparison.

December 2020December 2019
Median list price: $449,000$422,500
Median sales price: $430,000$420,000
No. of homes sold: 35 22
Days on market: 8 25

Last month we had two million dollar + homes that closed. The lowest sales price was $259,000 and the highest was $1,376,000. Below are year to date numbers for the past five years:

20202019201820172016
$419,475$389,950$409,900$395,000$350,000
$418,500$380,000$399,000$387,000$350,000
324300283297327
823182034

Home values are up 10% in one year, 19% since 2016. Houses are going under contract much faster, and selling very close to list price. Our highest 2020 sale was just under $2,000,000; fourteen homes closed at over $1,000,000. With interest rates at historic lows and demand quite high, I think we will have a robust spring homebuying season.

Our neighborhood remains very popular with buyers, despite the pandemic that overtook everything this year. Multiple offers are still quite common. Currently there are eleven active single family homes for sale in zip code 64113, with a median list price of $785,000 and 86 days on market. The median price is so high because seven houses are priced over $500K.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

KC Restaurant Week 2021 Happening Now

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I’m happy to report that Kansas City Restaurant Week is still happening this year, and it starts today! You have ten days to sample new places, visit old favorites and support many locally owned eateries that have been struggling during the pandemic. The official dates are Jan 8-17, 2021 and over 100 restaurants are participating this year.

You can dine in, or order take out or have your meal delivered. So easy! Prices are $15 for lunch and $35/$45 for dinner. Make your reservations early for dine in and if you order carry out or delivery, please be patient–these eateries should be very busy this week! Remember, part of the proceeds from each sale benefit the Don Bosco Centers.

Below is a list of the Brookside and Waldo eateries that are participating in KC Restaurant Week. Check this website for specific meal specials, not the individual restaurant website.

Aixois 251 E 55th St

Boru Asian Eatery 500 W 75th St

Charlie Hooper’s 12 W 63rd St

Lew’s Grill and Bar 7539 Wornall

Michael Forbes 128 W 63rd St

Plate Restaurant 701 E 63rd St

South of Summit Taqueria 516 W 75th St

Summit Grill 520 W 75th St

Urban Cafe 5500 Troost

Waldo PIzza 7433 Broadway

The Well 7421 Broadway

Thank you for supporting locally owned Brookside/Waldo restaurants!

The Never-Ending Street Construction in Brookside/Waldo

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Hello and Happy 2021!! Hope everyone had a safe and enjoyable holiday break. Now we are in, to me, the most boring time of year. But, we have the Chiefs to cheer on in the playoffs!!!!

OK, down to business. I’m sure you’ve noticed all the construction along several streets in Kansas City:  63rd, Wornall, 75th and Gregory.  I travel these streets every day and have been dodging cones, workers, steel plates and weaving along trying to stay in one skinny lane with oncoming traffic!   What is happening??

How many cones are you dodging each time you drive through our neighborhood?

I called Sean Ackerson, Executive Director of the Southtown Council for more information.  He explained that Spire Gas and their subcontractors are doing utility work along these streets, replacing the 100 year old cast iron main gas lines.  This new high pressure system they are installing creates a more efficient distribution system.

The construction work is taking longer than usual because, well, these projects usually do!  There was a lot of exploratory work in the beginning to find and mark the water and sewer lines so they could map out the new gas pipes. This project started over two years ago—and there’s still several months to go before it’s finished.  And when the winter weather hits, everything stops as the crews can’t work in rain, snow and ice.  I asked Sean if there was a possible end date in sight, and he replied:  “We have the schedule they gave us, but it’s not reliable due to the unpredictability of weather and other scheduled breaks for holidays.”  After the gas lines are set, then the work moves to adjoin the adjacent business and residential properties along these streets to the new main lines.  This can involve moving gas meters outside of the properties as well.

Staging area for supplies along Brookside Road

Another big project planned for Brookside – which has the potential to be even more disruptive—is separating the storm and sanitary sewer lines underground.  This project was mandated by the EPA several years ago—and it’s one reason your water bills go higher and higher.  This will involve ripping up the streets once again.

It’s unfortunate that these major projects can’t be coordinated, so there isn’t so much disruption.  Just be careful and patient when travelling along these streets in Brookside, watching for the workers, cones and detours.  And make an extra effort to support those local businesses who’s storefronts are affected!  Whenever it’s all finished—one year, five years, it’s all needed infrastructure improvement for our neighborhood.

Armour Homes Home Sales Report-November 2020

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The end of the year is almost here!! I’m ready for a long, quiet snow day! Will take several days after this last blog post of the year–unless some exciting urgent news pops up. I’m working on a couple of blog posts for January 2020. For now, let’s look at the home sales report for Armour Hills in Brookside:

November 2020November 2019
Median list price: $319,000$325,000
Median sales price: $319,000$323,000
No. of homes sold: 5 3
Days on market: 7 31

Once again last month, many sellers got asking price or more for their homes. A few more homes closed and houses are still going under contract very quickly after they come on the market. Here are the year-to-date stats:

Jan-Nov 2020Jan-Nov 2019
Median list price: $347,000$339,450
Median sales price: $344,500$340,000
No. sold: 84 80
Days on market: 5 18

Final sales prices holding steady compared to last year–although we’ve had months this year when this year’s median price far surpassed the same month in 2019. Next month I will post year over year comparisons. Currently there are no homes for in Armour Hills!

I hope everyone enjoys a safe, happy holiday season as we all look forward to next year and a more “normal” life at some point. Please remember to support locally owned Brookside/Waldo businesses as much as possible! And thank you for reading my blog.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Waldo Home Sales Report – Nov 2020

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Just like the days during COVID 19 can all seem the same, these sales stats for Waldo home sales have been very much the same this year! I’m using the boundaries of State Line to Holmes and Gregory to 85th for this report, single family homes.

November 2020November 2019
Median list price: $249,950$225,000
Median sales price: $250,700$221,250
No. of homes sold: 26 26
Days on market: 10 13

The numbers tell us the home prices up since last November; about the same time on market and same number of homes sold. Year-to-date figures are below:

Jan-Nov 2020Jan-Nov 2019
Median list price: $225,000$225,000
Median sales price: $230,000$220,000
No. of homes sold: 342 327
Days on market: 4 10

The sales price is over the list price, showing again how bidding wars can be common and most sellers getting at or over asking price. More homes sold so far this year, indicating the strong demand. Next month I’ll post December and year end comparisons.

Currently there are 15 active single family listings in Waldo, with a median list price of $299,000 and 27 days on market.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Brookside Home Sales Report-Nov 2020

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Here we are, closing in on the end of the year and home sales–and prices–continue to outpace 2019. Usually, this is the slower time of year for home buying and selling! Let’s look at the stats for Brookside, using the main zip code of 64113:

November 2020November 2019
Median list price: $475,000$425,000
Median sales price: $490,000$413,000
No. of homes sold: 25 23
Days on market: 7 49

Last month, fifteen listings sold at or over the asking price. We had three sales in Brookside at or over $1,000,000. About the same number of homes sold.

Here are the year-to-date numbers:

Jan-Nov 2020Jan-Nov 2019
Median list price: $415,000 $387,000
Median sales price: $415,000 $376,500
No. of homes sold: 287 278
Days on market: 8 23

I have a couple of comments on these year to date numbers: home values are up 10% for the year, and homes are going under contract in just over a week. Most sellers are getting top dollar for their homes. It’s been a very very busy homebuying market in 2020, despite the pandemic..and I don’t anticipate a slowdown next year!

Currently there are 18 active single family listings in Brookside, with a median price of $760,000 and 73 days on market. Of the active listings, 13 are priced over $500K; five of those are $1million or more. The strongest demand is in the under $500K price range.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Armour Hills Home Sales Report-Oct 2020

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Here we are at the very end of November 2020–this year is almost over! And despite the pandemic, Armour Hills homes continue to sell quickly and, quite often, for over the list price. Take a look at last month’s stats, and how they compare to October 2019:

October 2020October 2019
Median list price: $407,000 $349,950
Median sales price: $426,250$340,000
No. of homes sold: 6 7
Days on market: 2 42

Yes, that’s a very big increase in median price–25%!–but it’s an aberration. The year-to-date numbers give you a better picture of how much Armour Hills home values are increasing. There’s no doubt though that homes are going under contract faster this year, and sellers are getting top dollar for their properties:

Jan-Oct 2020Jan-Oct 2019
Median list price: $349,000$345,000
Median sales price: $345,000 $340,000
No. of homes sold: 79 77
Days on market: 5 15

The YTD numbers show an increase of just under 1.5% for the year. The lowest priced sale so far in 2020 was $238,000 and the highest was $535,000.

As of this writing, there are no active listings in Armour Hills! That is rare, but also shows you how quickly listings sell! There are 17 homes under contract, waiting to close.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Waldo Home Sales Report-Oct 2020

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Hello neighbors! It’s a typical gray November day as I write this blog…still, much to be thankful for this week of Thanksgiving 2020. Waldo home sellers continue to experience fast sales on their properties, often with multiple offers. Here are the stats for single family homes in Waldo last month, using the boundaries of Gregory to 85th; State Line to Holmes:

October 2020October 2019
Median list price: $225,000$179,900
Median sales price: $237,500$178,950
No. of homes sold: 29 30
Days on market: 2 15

So, the number of homes changing owners remains steady; prices are up! Last month, 19 of the 29 homes that closed were at or over list price. Here are the year-to-date numbers:

Jan-Oct 2020Jan-Oct 2019
Median list price: $224,950 $220,000
Median sales price: $230,000 $217,500
No. of homes sold: 315 299
Days on market: 4 9

Home values are up almost 6% YTD for Waldo–and homes are going under contract very fast. Despite the pandemic, buyers are snapping up homes not just in Kansas City, but all over the US. So much demand, not enough inventory. Currently, there are 18 active listings in Waldo, with a median list price of $250,000.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed.)

Jovito’s Italian Cafe Now Open in Waldo

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There are many food take out options in the Brookside / Waldo area.  Choices include traditional fast food and local eateries offering salads, sandwiches, burgers, tacos, etc.  Last month, Jovito’s Italian Café &Deli opened in the former One More Cup space on Wornall—filling a niche in the area for those wanting something a little different. And who doesn’t like Italian food??

You may remember  Jovito’s at their old location on State Line at 123rd St.  Last summer, the owners decided not to renew the lease and move to Waldo, focusing completely on take out services.  It’s still the same tasty food (and some of the same décor)—long time Kansas Citians may remember Mario’s in Westport, which closed several years ago.  Jovito’s owners bought the business and recipes for the State Line shop.  Popular items include their signature Grinder, stuffed with meatballs or sausage, and the Italian Steak sandwich.  They also have cold sandwiches, several kinds of pasta, salads with homemade dressing and a few dessert selections.  The food has that good, homecooked taste – as the recipes were handed down over the years from an Italian grandma’s kitchen!

Owner Leasa Caron says business has been very , very good!  “I wasn’t aware there was a void for an Italian sandwich shop in this area.  I’ve lived in Waldo 22 years and it’s nice to be back in the neighborhood, close to my home.  The community has made us feel very welcome.” All items are served to go, and in the warmer months there will be a few outdoor tables available to enjoy your meal in the fresh air.  At this time, it’s best to call in your order by phone—Jovito’s does work with some delivery apps but because their food is so fresh and daily specials can sell out quickly—best to call and talk to a human about your order, especially on Fridays and Saturdays.  Service is fast and friendly. Hours are Tuesday-Saturday, 10am-7pm, with convenient parking in front of the store at 7408 Wornall or in the back parking lot off Washington St.  There’s a small alley off the back lot that takes you to the front of the restaurant. 

Welcome to Waldo, Jovito’s Italian Café and Deli—stop in soon to support yet another locally owned business!